Got our survey results back-help?

purply

Hi,
we have had the basic valuation done on a house we wish to buy-we are FTB's, so new to all this.

This is what the report says:

"The valuer has identified the need for essential repairs to the property which require the following specialist reports which must be commisioned by you:

A specialist firm should investigate the cause and extent of the dampness and timber decay, if any, and effect remedial work and associated repairs as necessary. Reports/estimates are required.

A specialist firm should investigate the ties within the cavity to ascertain the cause and extent of the problem and effect remedial work and associated repairs as necessary. Reports/estimates are required."

What advice can you give us please? Where do we go from here? What kind of firms do we contact to get these estimates from?

Anyone help?
Cheers

purply

just to mention that we actually dont have a report-its just a letter to say that we need to do these things before they can complete the mortgage app.so i dont even know what the surveyer has said the house is worth.

im worried as i cant afford to spend a single penny-can i go about getting free reports from building firms and then negotiate with the estate agents?

cattie

A local small damp proofing firm who offer an insurance backed guarantee should be able to give you advice & a report on the damp problem.

When I had a problem in a flat I was buying I had 2 such firms in who both told me there was no significant damp & they didn't feel any remedial work was needed. I know some people here are suspicious of calling somebody in case they spin a tale & tell you there is a huge problem when there really isn't, but this hasn't been my experience.

I'd be less inclined to trust any of the big boys I must admit, which is why I always prefer to deal with local tradesmen.

I've no idea about the wall ties, but sure someone else here can advise.

Woody69_2

Its not very clear about what they have actually found, for example it says about the damp and timber "if any" . Have they actually found evidence of a problem with the wall ties?, surveyers often recommend they are looked at just to cover themselves and it shouldn't be a requirement unless the surveyer has seen something, ie cracks. My buyer was told he had to have the wall ties checked but when he questioned it they said he didn't have to. A wall tie survey costs about £40. You should be able to get someone to check for damp for free. I don't know about timber. The estate agent might be able to help you.

purply

thank you for your replies-VERY useful!

ive been trying to make sense of it-have a question...

Why havent we had our survey report-surely we PAID for that and not a letter???

Off course. we will be contacting the bank for further confirmation of the details (or lack of) in the letter and to ask about the survey (or again lack of).

i went to the estate agant to try and get some answers (even though they are working for the vendor and not us-we are just buying).
he said that they would be able to send someone in to do the reports-is
this a good idea? also he asked if he could have a copy of the letter (it's basically what Ive put in the opening post)-shall i pass it on to him? is this a good idea?

finally, while im here-the property is empty (there's no chain on either side-we are renting) but we dont know anything about the property-it would be nice to know how old the boiler is; when it was last serviced, etc-questions you would ask a vendor if he lived in the house-how can i get this information?
i have asked the estate agents-but they don't know.

can i get hold of the deeds of the properrty?

in anticipation,
purply

marybishop

Purply - the valuation is not a survey - it's only for the lender to know that the property they are lending money on is actually there in case you default on the mortgage so that they get their money back! You won't get a report if you only paid for a valuation. Have they held a retention on your mortgage subject to you getting these reports/estimates done?

Personally wouldn't get agent to send anyone in to give reports. Would definitely find people yourself. Ask your solicitor about the other bits and pieces.

Woody69_2

When I bought my first house 4 years ago the estate agent arranged for someone to go round and get quotes. It was just a few minor things but the quote came back at £1000 and I got that knoched off the price. I don't think its a problem to get the estate agent to send someone round. I don't think theres a problem with you giving them a copy, it says quite clearly there are essential repairs.

When you have a valuation you do only get a sheet of paper. If you can get free quotes though you might as well (will they be free?)

Any enquiries you have, such as age of boiler make to your solicitor and she will ask the vendors solicitor for the answers. We have had to do this as we haven't met our vendors. Your solicitor will have the deeds if there's any questions you have..

pboae

By a basic valuation, I assume you mean just that, you have had a valuation and not a survey, so there will be no report.

I wouldn't get a damp report from a company that sells 'damp solutions'. They are sales staff not independent surveyors. But then I tend to by old properties, and modern damp proofing is completely inappropriate for them, though still recommended by many companies.

My preference would be to pay for a proper survey. You don't have to use the one the mortgage company has used (although it is usually a little cheaper if you do it at the same time as the valuation, but that won't apply now). I know you say you can't afford to pay for it, but what are you going to do if you buy the place and then find it has a major rot or damp problem?

danuk

For info, i recently had a valuation only done on a purchase and they did send a report though identifying certain problems.... so it does happen sometimes.

purply

Thank you for the replies.
Very helpful as I dont have a clue!

It was a basic valuation. The bank has said that the valuation will be sent through the post. I think the letter they sent was to warn us that we neeeded to get some quotes in.

As far as I know, the bank has not withheld any monies from the mortgage, but i guess i am finding things out as i go along...

how much would a proper survey cost approx?

danuk-what did you do after you got your report through?

if anyone can recommend any reliable firms in manchester, im all ears...

purply

danuk

my report just mention things that i should look into.... i bascially posted them up on here, word for word and found out that most reports contained certain phrases that surveyors put in to cover themselves.

So for my case i did nothing else but just noted them and checked them out a little.....

It might be worth getting the quotes and IF there is a problem go back to seller and negotiate. Just bare in mind he may tell you where to go and then its decision time whether to proceed at the price already agreed or find another property.